Renting and the law
Can I be evicted for complaining about disrepair?
A landlord cannot lawfully evict you simply for raising a genuine complaint about disrepair. This used to be protected by the Deregulation Act 2015, which blocked a no-fault section 21 notice for six months after a council improvement notice. The picture has now changed further: the Renters' Rights Act 2025 abolished section 21 no-fault evictions in England from 1 May 2026, so landlords must use a prescribed legal ground and the court process. If you believe a possession attempt is really retaliation for complaining, get advice from Shelter, Citizens Advice or a housing solicitor without delay.
Worrying that reporting damp, a broken boiler or an infestation could cost you your home is one of the most common reasons tenants stay silent. The law has moved to address exactly that fear. This page explains the older Deregulation Act 2015 protection and how the Renters' Rights Act 2025 has changed things.
This is general information, not legal advice, and housing law differs across the UK nations. For advice on your situation, speak to Citizens Advice, Shelter or a housing solicitor.
The Deregulation Act 2015 protection
The Deregulation Act 2015 introduced protection against retaliatory eviction for assured shorthold tenancies in England. Under gov.uk's guidance, where a tenant made a genuine written complaint about the condition of the property that the landlord did not address, and the local authority then served an improvement notice or a notice of emergency remedial action, the landlord could not use the no-fault section 21 procedure to evict that tenant for six months.
The guidance set out the steps: complain to the landlord in writing, and if there is no adequate reply within 14 days, or the landlord responds with a section 21 notice, ask the council to inspect and verify the disrepair under the Housing Health and Safety Rating System.
What the Renters' Rights Act 2025 changed
The Renters' Rights Act 2025 went further by abolishing no-fault section 21 evictions in England altogether, with that first phase taking effect on 1 May 2026. Tenancies became periodic, and a landlord can now only seek possession by relying on one of the prescribed grounds in law and following the court process. Because section 21 was the mechanism that revenge evictions usually relied on, removing it strengthens tenants who raise complaints.
Landlords can still recover their property on legitimate grounds, but they cannot do so simply because you complained. If a possession claim looks like retaliation, that is something to raise with an adviser and, if it reaches court, with the judge.
What to do if you are worried
Put every complaint in writing and keep it dated, along with photographs and any replies. Do not move out just because you are told to: lawful possession needs the correct notice and, if you stay, a court order. Get advice early so you understand which ground, if any, is being relied on and whether it stands up. Citizens Advice and Shelter both offer free housing advice, and a housing solicitor can act if a claim is issued.
Frequently asked questions
What is a retaliatory or revenge eviction?
It is where a landlord tries to remove a tenant because they complained about the condition of the property rather than for a genuine reason. The Deregulation Act 2015 introduced protection against this for assured shorthold tenancies in England, by blocking a no-fault section 21 notice for six months where the council had served an improvement notice or emergency remedial notice after a complaint.
Does section 21 still exist?
No. The Renters’ Rights Act 2025 abolished no-fault section 21 evictions in England, with that change taking effect on 1 May 2026. Landlords now have to use one of the prescribed legal grounds for possession, so the route that was most often used for revenge evictions has gone.
So can I still be evicted after complaining?
A landlord cannot lawfully evict you just for raising a genuine disrepair complaint. They can still seek possession on legitimate grounds set out in law, following the correct procedure through the court. If you think a possession attempt is really about your complaint, get advice from Shelter, Citizens Advice or a housing solicitor straight away.
What should I do if I am worried about eviction?
Keep your complaint and all correspondence in writing and dated, and never simply leave because you are told to. Possession requires the correct notice and, if you do not leave, a court order. Get advice early from Citizens Advice or a housing solicitor so you understand which ground, if any, is being used and whether it is valid.
Sources
Editor, HomesAndHedge
Oliver Mackman is the editor of HomesAndHedge and is accountable for its editorial standards and sourcing. He ensures every claim is backed by a named source such as the Property Care Association, the RHS, the NHS or gov.uk, and that the site is clear about when a job needs a qualified professional.
Last reviewed: 8 June 2026